What is the median home price in Memphis?

The median home price in Memphis, TN is currently in the $165k – $195k range (data as of 2026-04). For fix-and-flip investors, distressed acquisition typically runs 65–80% of median, depending on submarket and condition.

What is a good cap rate in Memphis?

Stabilized rental cap rates in Memphis, TN typically fall in the 7.5% – 10.5% range as of 2026-04. Higher cap rates are common in older / B-tier submarkets, lower in A-tier neighborhoods with strong appreciation.

What is the average days on market in Memphis?

Days on market in Memphis, TN currently runs 38 – 55 days (data as of 2026-04). Faster DOM favors Fix & Flip exits; slower DOM (60+ days) usually pushes operators toward BRRRR or rental hold.

What is the average rent in Memphis?

Median rent in Memphis, TN is $1,150 – $1,400 / mo as of 2026-04. The most relevant rental benchmark for BRRRR is the 1% rule (monthly rent ≥ 1% of all-in cost) — verify against submarket-specific rent comps before underwriting.

Market · TN · 2026 data

Fix and Flip in Memphis, TN

Deep distressed inventory; established rental operator base.

Memphis market thesis

Memphis has one of the deepest distressed-inventory pipelines in the country — both at the wholesale level and the foreclosure auction level. That makes it a top BRRRR market for operators who can manage at distance, with strong DSCR refi exit liquidity. The trade-off: lower property quality on the cheapest stock and a more challenging tenant operations layer than upper-Sunbelt markets.

Key metrics

$165k – $195k

Median home price

DealIntel · 2026-04

$1,150 – $1,400 / mo

Median rent

DealIntel · 2026-04

38 – 55 days

Days on market (median)

DealIntel · 2026-04

7.5% – 10.5%

Stabilized cap rate range

DealIntel · 2026-04

$30 – $52

Typical rehab cost / sqft

DealIntel · 2026-04

+18% to +26%

5-year appreciation

DealIntel · 2026-04

+0.1% / yr

Population growth (annual)

BLS · 2026-04

Top investor neighborhoods in Memphis

East MemphisPremium flip, retail-buyer pull
Midtown / Cooper-YoungMid-rehab BRRRR, gentrification path
BerclairSub-$120k BRRRR entry
FrayserC-class BRRRR, intensive operations
CordovaSuburban flip, school-district premium

Best strategies for Memphis

Of DealIntel's six underwritten strategies, the following rank best-fit-first for Memphis, TN. Every property in the platform is scored against all six paths in parallel; these are the ones that consistently produce the highest risk-adjusted return in this market.

Tailwinds — what's working in Memphis

FedEx World Hub + Memphis International cargo employment
St. Jude + UTHSC + Medical District anchor
Lowest entry prices in any major US metro

Kill flags — common ways Memphis deals fail

Tenant default + eviction timeline averages 60-90 days
Older South Memphis stock with deferred maintenance
Property crime concentration in specific census tracts

DealIntel's 25-point kill list catches these and 20+ others on every property — see the platform overview for how the kill list runs before strategy evaluation begins.

ADU and multi-unit regulation in Memphis

Memphis permits ADUs in most R-zones. Multi-unit conversion is permitted in OG-1 zones. Tennessee state law preempts most rental registration regimes.

For state-by-state ADU and middle-housing regulatory background, see the ADU strategy guide and the multi-unit conversion guide.

Underwrite a deal in this market

Run a free ARV, MAO, or BRRRR calculation on a Memphis property using the calculators below. For full kill-list + six-strategy evaluation + Investment Memorandum PDF, see pricing — pay-per-deal from $149.

ARV calculatorConfidence-weighted comp method MAO (70% rule) calculatorMaximum allowable offer math BRRRR calculatorFull Buy-Rehab-Rent-Refi-Repeat model Cap rate calculatorNOI / value with asset-class ranges

Nearby markets and related guides

Written by

Matt Abadi

Founder, DealIntel

Matt Abadi is the founder of DealIntel. He leads the development of the platform's six-strategy underwriting engine, 25-point Kill List, and Monte-Carlo financial model — the institutional analysis stack DealIntel applies to every fix and flip deal. DealIntel was founded in 2025 with the central thesis that knowing when not to invest is the most valuable number on the page.

Last reviewed: 2026-04